PMC Cost

$10-$15 per door. It does depend on if it's a Townhouse, Condo, or single family. You didn't include that in your post.

The main difference is pricing will come from what services you expect. Be specific when asking for pricing.

Single family homes, gated no guards, pool and small park. I dunno what amenities have to do with the pricing tho.
$15 per door does seem high.

If, LetA, your amenities need regular serving like a pool, there's a contract with one or more vendors and someone has to check on thier work, call them if something immediate is needed, etc.

If your HOA's directors want to completely handle vendors for your amenities, and shop tp b ring the Board 3 proposals, have fun!

We manage several small condominium associations (less than 20 units) with no amenities and a SFH HOA with 49 units. We have previously managed SFH HOA's with up to 237 units; we live in a 105 SFH HOA which obtains financials only service from a property management company. My comments pertain to associations in the DFW Metroplex.

We have learned the following:

1. We cannot be profitable charging less than $300.00 per month to manage condominium associations of fewer than 20 units. The basic services provided are the same for an association of 6 units as well as for an association of 20 units. The amount of time involved to manage does not vary significantly for association of in this size range. The $15.00 per door/month model is not profitable at less than 20 units.

2. The age of the association increases the costs of management, i.e., it costs us significantly more to manage an association formed in 1980 than it does one formed in 2016. The difference is due to the amount of ongoing maintenance required by the older association and the never ending discussions regarding reserve funding, which is always inadequate.

3. We charge one client $46.00 per door/month for 15 doors due to the age of the property and the extensive range of services they have requested. These units are assessed by Dallas County for property tax purposes in the low 7 figures.

4. The 49 unit HOA is an anomaly at the moment. We began managing the property six months ago. We and the client are feeling our way as they were unable to define the services desired when the contract was negotiated, other than financial management. They have been self managed since the inception of the association. 75 new units are to be constructed beginning in about 90 days, the Board was told when the contract was signed that our monthly rate would change as the new units are added. We presently charge this association a bit over $8.00 per door/month.

5. Amenities add significantly to the cost of management, especially a pool, due to the time involved when there are issues. We have no experience with elevators, from my reading I have formed the opinion they also can require significant time commitments.

In summary: there is a base rate which must be charged to be profitable and it is significantly higher than $15.00 per month/door for a small condominium association of less than 20 doors. Amenities such as pools and elevators increase the amount of time the PM must devote to the property.

Other variables also increase the costs of managing an association. One small association has generated nearly 6,000 email messages from 4 owners to the PM mailbox in 49 months. The monthly rate for this client was increased 24 months ago, we told the Board the reason for the increase was the volume of email.